For people who sell, lease and manage real estate
The rules, numbers and checklists behind managing other people's property.
State-by-state landlord-tenant law and licensing with the official statute behind every answer, plus guides, calculators and scripts for running a real estate business. Free, no login.
Law changes
Law changes coming up
Lead In Drinking Water Disclosure
Landlords of pre-1987 properties with lead or unknown service lines, or with a recent lead action level exceedance, must give the DCA model disclosure before a new lease or renewal...
Colorado · January 1, 2027Deposit cap exception for post-closing occupancy
Signed April 20, 2026; the act took effect August 12, 2026. From January 1, 2027, post-closing occupancy agreements in home sales are exempt from the two-month deposit cap.
Georgia · January 1, 2027Restricting public access to some eviction records (SB 406)
On motion and hearing, a court may make dispossessory records non-public if the tenant won, paid the judgment in full, or 7 years have passed since dismissal or a fully paid judgme...
Illinois · January 1, 2027Rental fee transparency and junk fee ban (HB 3564)
For leases entered on or after this date (except owner-occupied buildings with 6 or fewer units), non-optional fees must be on the lease's first page and in listings, listed junk f...
Oregon · January 1, 20272027 maximum rent increase posted
The Office of Economic Analysis lists a 10% maximum increase for 2027 "for tenancies subject to ORS 90.324(b)". Confirm on the page which figure applies to a given tenanc
Tennessee · January 1, 2027Tenant firearm rights
For agreements entered, amended, extended, or renewed on or after this date, landlords may not ban lawful firearm possession in the unit or the tenant's vehicle in tenant parking, ...
Guides
Latest
1099 Rules for Property Managers in 2026: Who Files What
For 2026 payments, managers file 1099-MISC box 1 for owner rents and 1099-NEC for vendors at $2,000 or more, e-file in IRIS and send copies by Feb. 1, 2027.
October 7, 2026 · 14 sourcesFair housingAssistance Animal Rules for Rentals in 2026: What Still Applies
HUD now pursues only trained-animal cases, but the Fair Housing Act duty, private lawsuits, state ESA laws and assisted-housing pet rules still apply.
October 7, 2026 · 18 sourcesLandlord-tenant lawEviction Notice Rules by State 2026: What to Serve Before Filing
State notices run from 3 days to 90 days before you can file. Federal law can add a 30-day notice, HUD rules and an SCRA court-order requirement on top.
October 7, 2026 · 41 sourcesFair housingFair Housing Rules for Property Managers in 2026: What Changed
The Fair Housing Act and HUD's rules still apply in full. HUD withdrew 21 guidance documents in 2025 and has not finalized removal of its disparate impact rule.
October 7, 2026 · 38 sourcesLicensing and careersHow to Start a Property Management Company in 2026, Step by Step
Get the license your state requires first, then form the entity, get an EIN, open a trust account, sign written agreements, insure, and train on fair housing.
October 7, 2026 · 21 sourcesComplianceLead Paint Rules for Property Managers 2026: Disclosure and RRP
Pre-1978 rentals need the EPA pamphlet, a signed lead disclosure kept 3 years, and Lead-Safe Certified firms for paint work. Several states now add inspections.
October 7, 2026 · 35 sourcesCompare all states
What property managers look up most
Security deposit limits by state
Every state side by side, each with its citation.
MoneySecurity deposit return deadlines by state
Every state side by side, each with its citation.
MoneySecurity deposit interest and holding rules by state
Every state side by side, each with its citation.
MoneyLate fee laws by state
Every state side by side, each with its citation.
MoneyRental application fee limits by state
Every state side by side, each with its citation.
MoneyRent increase notice requirements by state
Every state side by side, each with its citation.
MoneyRent control laws by state
Every state side by side, each with its citation.
Notices and evictionPay or quit notice periods by state
Every state side by side, each with its citation.
Calculators
Put a dollar figure on the problems you already know about
Vacancy cost calculator
What an empty rental really costs the owner, per day and per turnover, once rent, utilities, make-ready and marketing are counted.
CalculatorsOwner churn calculator
How much revenue leaves every year when owners cancel their management agreement, and how many doors you need just to stand still.
CalculatorsLifetime value of a door and an owner
What one new owner is worth to your property management business, and what each owner lead is worth before you even call it back.
CalculatorsMissed owner call calculator
What unanswered calls from property owners shopping for a manager cost your company each year, in doors and in revenue.
CalculatorsStaffing capacity calculator
How many doors your property management team can carry at today's pace, and how many people you need to hit your growth target.
CalculatorsRenewal vs turnover calculator
Is a smaller renewal increase better for the owner than pushing to market rent and risking a move-out? Compare both in year one.
Playbooks
Checklists for the work that repeats every week
Owner onboarding: the first 30 days
From signed management agreement to a property that runs without surprises. Most owners who leave in year one decided to leave in month one.
PlaybooksTenant move-in checklist
Signed lease to keys in hand, with nothing missed. Built on dates relative to the move-in day so it works for every lease.
PlaybooksMove-out and turnover checklist
Notice received to the next lease signed, built to cut vacant days and keep you inside the deposit deadline.
PlaybooksLease renewal timeline
A 120-day renewal process. Started late, renewals become turnovers.
PlaybooksRent delinquency workflow
A consistent, documented path from missed rent to resolution. Same steps for every tenant, every month.
PlaybooksOwner lead follow-up: the 21-day sequence
What to do in the first 5 minutes, first day and first three weeks after a property owner asks about management.
Talk through your operation with Julian
20 minutes, no slides. Bring the part of your business that eats the most time, whether it is owner leads, renewals, maintenance or the phones, and leave with the two or three changes that would move it most.
With Julian Calvo, who works with property management companies at LeadSimple.